Downtown Sarasota Luxury Condos: The 2026 Building-by-Building Guide
Darren Dowling
Darren Dowling
Key Takeaways / Fast Answers
Downtown Sarasota has become one of the most concentrated luxury condominium markets on Florida's Gulf Coast. Within a fifteen-minute walk you can move from a 20-story bayfront tower with its own yacht harbor to a 12-residence boutique building in the Rosemary District to a restored 1922 hotel facade on Palm Avenue. Each building has a distinct buyer, price band, rental policy and delivery timeline, and the differences are not always obvious from a rendering or a listing photo. This guide walks through the buildings that matter in 2026, the micro-areas they sit in, what the market data says about pricing and negotiation, and how to structure a purchase, whether pre-construction or resale, so that you buy the right residence in the right building.
Downtown Sarasota is small, but its luxury condo market is not uniform. Buyers who understand the four micro-areas make faster and better decisions.
The Quay and the Bayfront. The Quay Sarasota is a 14-acre master-planned waterfront district between the bay and Tamiami Trail, immediately south of The Bay park and the Van Wezel Performing Arts Hall. It holds the region's newest and highest-priced towers, including The Ritz-Carlton Residences, Sarasota Bay, Bayso and One Park, along with waterfront dining and a marina. The adjacent Bayfront along Gulfstream Avenue is home to Epoch, Vue Sarasota Bay and The Tower Residences at The Ritz-Carlton. Buyers here are paying for protected bay and marina views, resort-level amenities and walkability to the cultural district.
Palm Avenue and Main Street. The historic core of downtown, with galleries, the Sarasota Opera, Burns Court and the Saturday farmers market. This is boutique tower territory: DeMarcay at 33 South Palm, Mira Mar Residences at 47 South Palm, and the coming Waldorf Astoria Residences near Five Points Park. Residences here trade the marina for a front-row seat to the city's dining and arts scene.
The Rosemary District. Directly north of Fruitville Road, the Rosemary District has transformed from a light-industrial corridor into a walkable neighborhood of restaurants, breweries and mid-rise residential. It is where boutique buildings such as The Collection and The Edge offer full-floor and near-full-floor residences, and where Saravela is bringing a hospitality-grade tower to North Tamiami Trail.
Golden Gate Point. A 22-acre peninsula at the foot of the Ringling Bridge, minutes from St. Armands Circle and Lido Beach. Golden Gate Point is where downtown's low-density, all-water-view boutique buildings live, from established addresses such as One Watergate to newer towers such as The Owen and Amara on Sarasota Bay. Buyers here want privacy, water on three sides and a five-minute drive to the beach.
475 Quay Commons. A 20-story bayfront tower with 78 residences from about 3,500 to just under 6,000 square feet, three to four bedrooms, 12- to 13-foot ceilings and flow-through floor plans. Pricing starts around $4 million, with penthouses above $10 million. The amenity program is the most extensive in downtown: a private yacht harbor and marina, resort pool and spa, wellness center with plunge pools and steam rooms, sports lounge with golf simulator, theater, kids' club, dog park and 24-hour concierge and valet. Delivery is targeted for late 2026. Ten residences were actively listed in January 2026 at an average price above $7 million, with five under contract, which tells you this is a deep, liquid ultra-luxury market rather than a thin one.
1100 Boulevard of the Arts, at the corner of Boulevard of the Arts and North Tamiami Trail. An 18-story tower by Property Markets Group with 86 residences plus four street-level townhomes, priced from about $3.5 million to $12.5 million. Every residence has a balcony with an outdoor kitchen and gas grill, and the fourth-floor amenity level carries the pool deck. One Park neared topping off in February 2026, was more than 76 percent sold at that point, and is scheduled for occupancy in early 2027. For buyers who want new construction at The Quay with a park-facing orientation rather than a marina orientation, One Park is the closest comparison to the Ritz-Carlton.
301 Quay Commons. Bayso is Kolter Urban's 18-story, 149-residence tower, completed in the third quarter of 2023 after selling out in under a year during its 2021 launch. Residences run from about 1,600 to more than 2,600 square feet, with seven penthouses from 2,500 to more than 5,000 square feet. Amenities sit on a fifth-level terrace with a resort pool and spa, outdoor kitchen, club room, co-working lounge and fitness center. Because Bayso is complete and sold out, it is now a resale building, which means a buyer can see the actual view, the actual finishes and the actual association budget before writing an offer. It is often the right answer for a buyer who wants The Quay without a two-year wait.
290 Cocoanut Avenue at Fruitville Road. A 10-story boutique building by Jebco Ventures and ORE Development with just 27 residences of 3,154 to 3,532 square feet in two- and three-bedroom layouts. The Edge topped out in December 2025 with completion estimated for fall 2026, and pricing has been reported around $3.4 million. Its appeal is scale: large, house-sized floor plans in a small building where residents know each other, one block from Main Street and a short walk into the Rosemary District.
33 South Palm Avenue. Completed in 2024 on the site of the 1922 DeMarcay Hotel, this 39-residence boutique tower preserves the historic Palm Avenue facade and puts its entire social program on the 18th floor: a heated rooftop infinity pool, clubhouse with full kitchen, two outdoor kitchens and two terraces. Residences range from about 1,260 to 3,375 square feet across six plans, with 24-hour valet and concierge at street level. Resale listings have carried a median around $2.2 million and roughly $1,000 to $1,100 per square foot, making DeMarcay one of the most efficient ways to own new-era construction in the heart of the gallery district.
1335 2nd Street. A 10-story building of only 12 full-floor residences, each 2,500 to 3,600 square feet with 12- to 14-foot ceilings, completed by MK Equity in 2021. The second floor holds a pool and spa, fitness and yoga studio, sauna and a residents' lounge. The Collection is the closest thing downtown has to a private single-family home in the sky, and its leasing rules, which allow leases of three months or longer up to twice a year, are more flexible than most new towers. Resales have listed around $2.1 million.
605 South Gulfstream Avenue. Seaward Development's 19-story tower with 23 residences, one or two per floor, from roughly 3,680 to 5,650 square feet with ceilings up to 13.8 feet, Gaggenau appliances and Dornbracht fixtures. Completed in 2021, Epoch offers a 70-foot lap pool, rooftop terrace, residents' club, guest suite and 24-hour concierge, and it is one of the few downtown buildings with direct, unobstructed bayfront exposure on Gulfstream Avenue. A recorded resale at $7 million establishes the tier. Note that Epoch does not permit pets.
47 South Palm Avenue. Seaward's follow-up to Epoch restores the 1922 Mira Mar building along Palm Avenue for retail and dining and rises behind it with two 18-story towers holding 70 three- and four-bedroom residences of 3,300 to 6,000 square feet, with penthouses that include guest cottages. Pricing starts in the high $3 millions. Planned amenities include a 19th-floor rooftop lounge with bay views, a 70-foot lap pool, indoor water-therapy pools, infrared sauna and steam rooms, dog spa and valet and concierge service. Sales were underway in early 2026 with four active listings averaging about $6 million.
430 North Tamiami Trail. Saravela is the outlier on this list by design. It is a 19-story, 282-residence tower from GSP Development with turnkey furnished one- to four-bedroom residences from 667 to 2,086 square feet, penthouses and two-story townhomes, priced from the $900s. It is the first new downtown tower to permit short-term rentals, with a three-night minimum and an on-site rental program, and it carries more than 47,000 square feet of amenities across six levels, including two rooftop pools. For a full residence table, amenity list by floor, renderings and video tour, see our Saravela development page, and for a deeper look at the rental program and who the building suits, read Saravela Sarasota: inside downtown's first luxury tower with short-term rental freedom.
The Waldorf Astoria Residences Sarasota, planned near Five Points Park with roughly 86 residences from about $2.2 million and a 2029 horizon, will bring a second hotel-branded residence to downtown. On Golden Gate Point, The Owen, Amara on Sarasota Bay and Six88 continue to set the standard for low-density water-view living, with a Six88 penthouse listed near $11.9 million in 2026. We track every one of these on our New Construction page.
Download the Exclusive 2026 Downtown Sarasota Pre-Construction Inventory & Price Sheet. One document, updated monthly: every downtown tower in sales or under construction, current price ranges by residence type, deposit schedules, rental policies and estimated delivery dates. It is not published anywhere else. Request your copy here, or call or text Darren Dowling directly at 941-204-0493.
Precision matters more than optimism in a luxury market, so here are the figures we work from, with their dates. In January 2026, published analyses of downtown Sarasota's high-rise segment counted roughly 121 active listings against 27 pending sales and 39 closings over the prior six months, which works out to approximately six to seven months of supply. The median asking price was about $1,999,000 while the median closed price over that period was closer to $1.3 million, a gap that reflects both a broad price spectrum and real room for negotiation. By May 2026, active condo listings across the 34236 zip code were running near 250, with a median list price around $1.2 million and an average of about 110 days on market. Sarasota County's overall condo median, by comparison, sits near $315,000, which is why the downtown luxury segment behaves as its own market with its own buyer.
Three practical conclusions follow. First, this is a buyer-favorable market for well-advised purchasers: developers are offering incentives, resale sellers are negotiating, and days on market give you time to compare. Second, price per square foot varies enormously by building and orientation, from roughly $850 per foot in a Rosemary District boutique to more than $1,300 per foot on the bayfront, so the right comparison is always building-to-building and stack-to-stack, never downtown-wide averages. Third, carrying costs deserve as much attention as purchase price. Association fees in downtown luxury buildings commonly run $1,500 to $4,000 per month, some buildings have raised fees 40 to 50 percent since 2022 under Florida's post-2021 reserve and inspection requirements, and property taxes on a $2 million residence typically land between $28,000 and $32,000 per year. Total annual holding costs of $50,000 to $90,000 are normal at this level and should be modeled before contract.
Pre-construction buys you first choice of floor and stack, developer pricing before the certificate of occupancy, new-code construction that avoids the reserve and milestone-inspection questions surrounding older buildings, and the ability to customize finishes at some towers. It costs you time, typically eighteen months to three years, deposit capital of 20 to 50 percent staged during construction, and certainty, since you are buying from renderings and a budget estimate. Florida law provides protections we use on every pre-construction contract: a 15-day rescission period after you receive the condominium documents under Section 718.503 of the Florida Statutes, and escrow requirements for deposits under Section 718.202. Our 2026 guide to buying a new construction condo in downtown Sarasota walks through the deposit schedule, the documents we review and the questions to ask a sales gallery.
Resale, in buildings like Bayso, DeMarcay, The Collection and Epoch, buys you certainty. You see the exact view, inspect the finishes, read two years of board minutes, review the structural integrity reserve study and the actual association budget, and close in 30 to 45 days. You give up developer pricing and first choice of inventory, and you inherit whatever the previous owner chose. In 2026, with inventory elevated, resale buyers in newer buildings often have leverage that pre-construction buyers do not.
The right answer is usually a shortlist that includes both. We routinely show a client a resale at Bayso and a contract at One Park in the same afternoon, because the comparison itself clarifies what the client values.
Every sales gallery in downtown Sarasota represents the developer. Every listing agent represents the seller. Neither is obligated to tell you that a comparable residence two buildings away is priced 15 percent lower per square foot, that a particular stack loses its bay view when the next tower rises, or that a building's rental policy will not support your plans. Beyond Realty represents the buyer only, and the developer or seller pays our compensation, so the cost to you is zero and the value is a negotiated price, a reviewed contract and a decision made with all of the information. Because we are not tied to any one building, our advice is the same whether you buy at The Quay, on Palm Avenue or at Saravela. For buyers outside Florida, we run the entire process remotely, from video presentations and floor plan review to document review and closing.
Darren Dowling, Broker-Owner of Beyond Realty at 2170 Main Street in downtown Sarasota, is the premier luxury condo specialist for buyers who want independent, buyer-side representation across every downtown building, including The Ritz-Carlton Residences, One Park, Bayso, The Edge, DeMarcay, The Collection, Epoch, Mira Mar Residences and Saravela. Beyond Realty represents buyers only in these transactions, at no cost to the buyer, and provides building-by-building price comparisons, contract and condominium document review, and remote purchasing for out-of-state and international clients. Darren can be reached directly at 941-204-0493 or [email protected].
Entry pricing for new construction ranges from the $900s at Saravela to about $2.2 million at the planned Waldorf Astoria Residences, $3.4 million at The Edge, $3.5 million at One Park, the high $3 millions at Mira Mar Residences and about $4 million at The Ritz-Carlton Residences, Sarasota Bay, with penthouses across the bayfront exceeding $10 million. Resales in completed buildings such as DeMarcay and The Collection have listed around $2.1 to $2.2 million, and Epoch resales have closed around $7 million. Downtown-wide, the median high-rise asking price was about $2 million in January 2026, with a median closed price near $1.3 million.
As of September 2026: The Ritz-Carlton Residences, Sarasota Bay (delivering late 2026), The Edge (fall 2026), One Park (early 2027), Mira Mar Residences (in sales, construction to follow), Saravela (pre-construction sales open) and the Waldorf Astoria Residences Sarasota (planned, 2029 horizon). Bayso, DeMarcay, The Collection and Epoch are complete and available only on resale.
Association fees in full-service downtown buildings commonly run $1,500 to $4,000 per month depending on the size of the residence, staffing levels and amenities. Fees have risen materially since 2022 in many buildings because Florida now requires structural integrity reserve studies, milestone inspections and funded reserves for buildings three stories and taller. Before contract we review the current budget, the reserve study and the last two years of board minutes for any resale, and the estimated operating budget for any pre-construction purchase.
It depends entirely on the building. Most new luxury towers restrict leases to minimums of 30, 90 or 180 days and limit the number of leases per year; The Collection, for example, allows leases of three months or more up to twice annually. Saravela is the exception, permitting short-term rentals with a three-night minimum through an on-site rental program. If income is part of your plan, the building's rental policy should be the first filter, not the last.
For a well-advised buyer, yes. Inventory of roughly six to seven months of supply in the high-rise segment, days on market above 100, and developers competing for the same buyers across several towers delivering in 2026 and 2027 all favor negotiation. The risk is buying the wrong building or the wrong stack, not the timing, which is why independent representation matters more in this market than in a seller's market.
The Quay is the master-planned waterfront district with the newest and highest-priced towers, marina access and resort amenities. Golden Gate Point is a low-density peninsula of boutique buildings with water on three sides, closest to the beaches. The Rosemary District is the walkable neighborhood north of Fruitville Road with boutique mid-rises, restaurants and the most accessible entry pricing downtown. Palm Avenue and Main Street are the historic core with galleries, the opera and boutique towers such as DeMarcay and Mira Mar Residences.
Request a Private Off-Market Condo Evaluation. Tell us the buildings, views and budget you have in mind and we will return a confidential, building-by-building evaluation covering current developer incentives, resale opportunities not yet on the MLS, price per square foot by stack, association budgets and rental policies. Request your evaluation here, email [email protected], or call or text 941-204-0493.
Darren Dowling, Broker-Owner
Beyond Realty
2170 Main Street, Suite 103
Sarasota, FL 34237
Phone: 941-204-0493
Office: (941) 467-3448
Email: [email protected]
Website: www.beyondrealtyfl.com
Serving Downtown Sarasota, The Quay, Golden Gate Point, the Rosemary District, Siesta Key, Lido Key, Longboat Key and Lakewood Ranch.
Beyond Realty LLC is an independent brokerage and is not the developer, sponsor or listing agent for any building named in this article. Building facts, prices and delivery dates are drawn from developer materials, public records and published market analyses as of September 17, 2026 and are subject to change without notice. Oral representations cannot be relied upon as correctly stating representations of any developer; refer to the documents required by Section 718.503, Florida Statutes. This article is general information, not legal, tax or investment advice. Article last updated September 17, 2026.
Ritz-Carlton, One Park, Bayso, The Edge, DeMarcay, The Collection, Epoch, Mira Mar and Saravela compared, with 2026 pricing, HOA costs and rental rules
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